I'd be investing in Washington, Missouri a medium sized up and coming town I grew up in and i'm weighing my options to pull the trigger and get a property or to wait for the market to level off.

There is a happy medium and while I agree there is a lot of bad debt, mortgages are a bit different. 

My strategy with "stopping by" is that the medium of email is oftentimes interpreted in the perception of the reader, not the sender. 

They might be able to help walk you through the setup, costs, and potential revenues.I'd also throw out the option of medium-term rentals.

The other option that I know you are familiar with would be to just turn it into a medium term rental which isn’t as lucrative, but still outperforms traditional long term rentals.

Find a good local person from a medium bank/credit union and go from there.

I think this is intentional, I also think this will benefit the owners of real estate in short and medium run  So what the hell are you going to do?  

One bad contractor, one medium and one great. 

Now we are looking to get medium sized home in east Long Beach area.

I strongly disagree with this model and made me think of this post in case that was a thought.Here's why the PPSF model doesn't work:Taking the medium PPSF only works if there is an even number of like properties.